3 Magnolia Dr · Kennebunkport, ME 04046

$1,000,000

3 bd · 2.5 ba · 1,751 sqft · SingleFamily public records · 5 Days on market

Built 1972 9,583 sqft lot Est $842k · 19% over

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +27.9/30.0
• DSCR +9.9/10.0
• Schools +8.0/10.0
• 1% rule +6.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently updated 3BR, 2.5BA cape w 2 car attached garage in the heart of KPT. 1st floor incl master suite, laundry/bath combo, formal DR w charming built in, bright sunroom which leads to elevated new deck. 2BR, 1BA upstairs - light and spacious. Partially finished bright basement w new flooring, perfect playroom/addt'l space. Located less than a mile from downtown, perfect neighborhood for primary or rental home. Many recent updates to home incl ALL NEW: vinyl siding, .5 BA/laundry, gas FP, maint-free decking, energy efficient hot water heater, all windows, dishwasher and fridge. Mature landscaping, small fenced-in side/back yard abutting woods and open field, nicely private. Conveniently located to shops, restaurants, beaches, and all Dock Sq, Lower Village and Cape Porpoise amenities.

Key facts

• Impeccably renovated
• Expansive rear deck
• 9,583 sq ft lot

Tags

• IMPECCABLY RENOVATED
• FIRST-FLOOR PRIMARY SUITE
• BEAUTIFULLY APPOINTED KITCHEN
• EXPANSIVE REAR DECK

Property features AI

Exterior

• Parking: Attached 2-car garage with automatic door opener and direct entry to living area; Paved on-site parking (1–4 spaces)
• Security: Security system
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Single-family residence; Built in 1972
• Construction: Wood frame with vinyl siding; Shingle roof; Full, finished basement
• Exterior features: Deck; Screened porch; Intown setting near golf course, public beach, shopping and town; Neighborhood setting with wooded areas; Paved road

Interior

• Kitchen: Eat-in kitchen; Pantry; Cooktop; Gas range; Dishwasher; Microwave; Refrigerator; Disposal
• Bedrooms: Primary bedroom on the first floor with full bath and walk-in closet; Two additional bedrooms on the second floor; Basement bonus room
• Flooring: Tile flooring; Wood flooring
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Baseboard heating; Forced air; Zoned heating; Heat pump cooling; Circuit breaker electrical
• Interior features: First-floor primary bedroom with full bath; Bathtub and separate shower; Pantry; Walk-in closet(s); Finished basement with interior entry; 1 gas fireplace (formal living room); Double-pane, low-emissivity windows; Cable and internet access available; Furnished
• Laundry & utility: Washer; Dryer; Dehumidifier; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $1.00M.

Deal economics

• At list price, monthly cash flow is $3k ($37k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $1.00M).
• Cap rate 10.0% vs local median 2.2% in Kennebunkport — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#59 in ME) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• RSU 21 (rural): math 91% / reading 94% proficiency, ranked #13 of 112 in ME (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 104 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,386 units permitted in York County in 2024 (338 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $7k of loan paydown is wiped out by about $30k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $280k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $500k; list at $1.00M implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,000,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.16% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.25%
• DSCR: 1.59
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $842,231
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Wakefield Pasture Rd	0.25mi	3/2.0	1,729 (-1%)	9mo	$825,000	$477	77
24 School St	0.22mi	4/2.0 (+1)	1,820 (+4%)	1mo	$875,000	$481	75
15 Magnolia Dr	0.10mi	3/2.5	1,911 (+9%)	8mo	$900,000	$471	73
6 School St	0.39mi	3/2.0	1,630 (-7%)	1mo	$1,360,000	$834	67
17 Magnolia Dr	0.12mi	3/2.5	2,000 (+14%)	10mo	$845,000	$423	63
7 Elm St	0.49mi	3/1.5	1,723 (-2%)	13mo	$1,400,000	$813	60
12 Elm St	0.47mi	3/2.5	1,635 (-7%)	11mo	$1,238,000	$757	58
5 School St	0.40mi	3/2.0	1,974 (+13%)	1mo	$835,000	$423	58
42 Ocean Ave	0.56mi	2/2.0 (-1)	1,779 (+2%)	12mo	$1,125,000	$632	54
116 School St	0.73mi	3/2.5	1,913 (+9%)	7mo	$900,000	$470	44
10 Pleasant St	0.52mi	3/2.5	1,935 (+10%)	21mo	$1,253,000	$648	41
6 Evening Pl	0.70mi	2/1.0 (-1)	1,824 (+4%)	18mo	$599,000	$328	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.12×
• Total profit: $34,515
• Equity at exit: $149,103

10-year hold

• IRR: 12.7%
• Equity multiple: 2.01×
• Total profit: $282,251
• Equity at exit: $86,462

Cash invested: $280,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 41 Moderately Tenant-Leaning
• State Maine: 41 Moderately Tenant-Leaning · D+2
• County: — inherits STATE
• City: — inherits STATE

Portland has rent control referendum (2020); strong habitability; security deposit caps.

Methodology + full state rankings →

ZIP-level market 04046

• Home prices YoY: -16.8%
• Active inventory: 104
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $11,628 medium
• Mortgage (P&I): −$5,244
• Tax from tax record: −$434 /mo · $5,209/yr
• Insurance: −$417
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,442
• Net cashflow: $3,091

Break-even live

Break-even rent $7,715

Max offer price $1,000,000

Occupancy floor 68%

Sensitivity live

Price	-10% $3,657	-5% $3,374	+0% $3,091	+5% $2,808	+10% $2,525
Rent	-10% $2,173	-5% $2,632	+0% $3,091	+5% $3,551	+10% $4,010
Rate	-1.0pp $3,595	-0.5pp $3,346	base $3,091	+0.5pp $2,832	+1.0pp $2,569

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $250,000
• Closing costs: $30,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Seagrass Ln Unit 1532196P Kennebunk, ME	4.0	3.5	2174	$11,628	$5.35	21d	1	1.17mi

Listing history 5 events

1. 2026-06-19
   status $1,000,000 Active 5 DOM
2. 2026-06-16
   status $1,000,000 Pending 5 DOM
3. 2026-06-15
   days on market $1,000,000 Active 5 DOM
4. 2026-06-14
   remarks 699-char remark
5. 2026-06-14
   listed $1,000,000 Active 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast ME · Partial reset (capped growth)

• Current annual tax: $5,209 · $434/mo
• Projected year-2 tax: $9,404 · $784/mo
• Expected delta: +$4,196/yr (+$350/mo · 80.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥85°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $139,536
• − Mortgage interest: −$56,016
• − Property taxes: −$5,209
• − Insurance: −$5,000
• − Repairs & maintenance: −$11,163
• − Management: −$11,163
• − Depreciation: −$29,091
• Taxable income: $21,895
• Est. tax owed @ 24.0%: −$5,255
• After-tax cash flow: $31,840/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: RSU 21
• NCES district ID: 2314773
• Math proficiency: 91% ▲ 34.00%
• Reading proficiency: 94% ▲ 20.00%
• Median HH income: $68,462
• Composite: 79.78/100
• National rank: #55
• State rank: #13 of 112 in ME

Livability — Kennebunkport

• Score: 72/100
• State rank: #59
• US rank: #6034

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing B- Health & safety B+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kennebunkport, ME
• Population (ZIP): 8,035

Population outlook (York County) Hauer SSP2

• Today (2025): 209,961 people
• By 2030: 212,816 · +1.4%
• By 2040: 214,360 · +2.1%
• By 2050: 210,350 · +0.2%
• By 2075: 201,686 · -3.9%
• By 2100: 183,392 · -12.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Lithuanian 16% Slovak 4% Romanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 3% Russian/Polish/Slavic 1%

Political lean MEDSL · York

• 2024 margin: D (+10.5) · D 54.3% · R 43.8% · Other 1.9%
• 2008→2024 swing: -10.1pp toward R · 2008: 20.5pp · 2024: 10.5pp
• All cycles: 2024: D+10.5 2020: D+12.6 2016: D+4.8 2012: D+16.4 2008: D+20.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.58%
• Current HPI: 363.3908
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+138.7% since first listed

10 events — show timeline

• 2026-06-10 Listed $1,000,000 MREIS
• 2019-07-26 Sold (MLS) $500,000 MREIS
• 2019-07-03 Pending — MREIS
• 2019-07-01 Listed $499,000 MREIS
• 2016-02-11 Sold (MLS) $359,000 MREIS
• 2016-01-15 Pending — MREIS
• 2015-11-16 Price Changed $379,000 MREIS
• 2015-07-29 Price Changed $399,000 MREIS
• 2015-07-02 Listed $419,000 MREIS
• 2014-09-06 Listed $419,000 MREIS

Property tax history

+6.8%/yr

Latest (2025): $5,209 · +5.9% YoY. Source: county tax records.